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ITEM 12 |
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City Council Memorandum Development Services Memo No. 24-009
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| Date: |
May 6, 2024 |
| To: |
Mayor and Council |
| Thru: |
Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager and Acting Development Services Director |
| From: |
Benjamin Cereceres, Planner |
| Subject: |
PLH23-0044 QuikTrip Convenience Store and Gas Station
Final Adoption of Ordinance No. 5084 |
| Request: |
Amend the Planned Area Development (PAD) zoning for commercial uses to permit a fuel service station |
| Location: |
2000 W. Ray Road, located at the northwest corner of Dobson and Ray roads |
| Applicant: |
Brian Greathouse, Burch & Cracchiolo, P.A. |
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| Proposed Motion: |
| Move City Council adopt Ordinance No. 5084 approving PLH23-0044 QuikTrip Convenience Store and Gas Station, amending the Planned Area Development (PAD) zoning for commercial uses to permit a fuel service station, subject to the conditions as recommended by Planning and Zoning Commission. |
| Background Data: |
Project Update:
- 2nd Neighborhood Meeting held April 3, 2024
- Twenty (20) Individuals in attendance
- Both residents in support and opposed to the request attended
- Concerns include traffic, potential transients, and potential crime.
- Zoned Planned Area Development (PAD) for Community Commercial (C-2) uses; approved on June 25, 1998
- Existing building (originally Osco Drug store) constructed in 2001
- Existing zoning/preliminary development plan does not permit fuel service stations
- Zoning amendment required to establish a fuel service station with a convenience store
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| Surrounding Land Use Data: |
| North |
Agriculture District (AG-1) with Use Permit for Private School |
South |
Across Ray Road: Planned Area Development (PAD) for single-family residential |
| East |
Across Dobson Road: Planned Area Development (PAD) for commercial |
West |
Planned Area Development (PAD) for commercial |
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| General Plan and Area Plan Designations: |
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Existing |
Proposed |
| General Plan |
Neighborhoods |
No Change |
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| Proposed Development |
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Convenience Store with Gas Station |
| Building Square-Footage |
5,312 |
| Building Height |
20'-0'' |
| Number of Fuel Pumps |
8 |
| Parking Spaces Required |
30 |
| Parking Spaces Provided |
50 |
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| Review and Recommendation |
The original zoning case allows for commercial uses. However, fuel stations are not a permitted use in any commercial zoning district and require either a Use Permit or rezoning to PAD. The proposal to allow for a convenience store with fuel station can be processed through an amendment to the existing PAD zoning.
The site is located at the northwest corner of Ray and Dobson Roads. In 1998 the current 17,042 square-foot building was constructed for an Osco Drug store and has changed tenants over the years. If this request is approved, the existing building will be demolished to make way for the proposed 5,312 square-foot building and a 7,287 square-foot fueling canopy. The convenience store with fuel station will have 8 fuel pumps. Unique to QuikTrip stores is the location of building entrances being provided not only at the front of the building, but also at each side of the building. The additional entrances allow for patrons to be separated depending on their choice of commodity being acquired, allowing for patrons that do not want fuel to be separated from the fuel station vehicular activities.
Building architecture is enhanced beyond standard fuel station designs. With the inclusion of building entrances on the sides of the building, the design team pushed the entrances out past the wall plane, creating a vestibule style entrance. Canopies are provided at all entrances, with the main entrance having a canopy wider than the side entrances, creating a natural hierarchy. The proposed site layout and building design is consistent with the surrounding development in quality and architecture by using similar earth tone colors and materials, such as split-face block wainscoting. In addition, the use of stacked stone, EIF's (stucco), and brick create additional architectural interest. The fuel vents proposed on the gas canopy will be pushed out of sight so as not to be seen from the line of site for the adjacent businesses. Staff finds the proposal to be consistent with the goals of the General Plan and recommends approval subject to conditions. |
| Traffic Analysis |
| The applicant has provided a traffic statement that has been reviewed by the City of Chandler Traffic Engineer. The traffic statement compares traffic generation between the proposed QuikTrip and the commercial center approved in the original zoning and finds that QuikTrip and the existing Tutor Time would generate less traffic. In addition, a Capital Improvements Project (CIP) is currently being designed on by the City of Chandler that will eliminate left-hand turn into and out of the QuikTrip on Dobson Road. The anticipated construction dates for the CIP improvements are 2025 or 2026. |
| Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting sign was posted on the site and on social media via NextDoor.
- A neighborhood meeting was held on October 03, 2023 with 25 neighbors in attendance. Neighbors had concerns regarding traffic, potential transients, and potential crime.
- As of the writing of this memo, Planning staff is aware of thirty-two (32) verified neighbors in opposition to the request and eleven (11) verified neighbors in support.
- City staff has written support from Seton Catholic Preparatory and verbal support from Tutor Time. Both businesses are adjacent neighbors to the subject site.
- A second neighborhood meeting was held on April 3, 2024 with 20 individuals in attendance. Both residents in support and opposition to the request attended. Concerns included traffic, potential transients, and potential crime.
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| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting February 21, 2024
Motion to Approve
In Favor: 4 Opposed:1 (Heumann) Absent: 2 (Lopez & Barichello)
The case was heard as an action item for a full presentation at the Planning and Zoning Commission meeting. Neighbors voiced concerns about potential traffic and accidents. Along with a neighbor speaking in support of the proposal. The City of Chandler Transportation Engineer was present to address any questions regarding potential traffic or accidents.
Planning and Zoning Commission asked the applicant to create a pedestrian path from QuikTrip to the sidewalk off Dobson Road and to increase the tree sizes to 36' box trees. The applicant has addressed the comments and are shown on the updated plans (attached).
Ordinance No. 5084 was introduced and tentatively adopted on April 18, 2024
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| Recommended Conditions of Approval |
Planning and Zoning Commission recommends the City Council approve the amendment to Planned Area Development (PAD) zoning for commercial uses to permit a fuel service station, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled "QuikTrip" and kept on file in the City of Chandler Planning Division, in File No. PLH23-0044 modified by such conditions included at the time the Booklet was approved by the Chandler City Council and/or as thereafter amended, modified or supplemented by Chandler City Council.
- Completion of the construction of all required off-site street improvements, including but not limited to paving, landscaping, curb gutter and sidewalks, median improvements and street lighting to achieve conformance with City codes, standard details, and design manuals.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- The developer shall be required to install landscaping in the arterial street median(s) adjoining this project. In the event that the landscaping already exists within such median(s), the developer shall be required to upgrade such landscaping to meet current City Standards.
- The landscaping in all open-spaces and right-of-way shall be maintained by the adjacent property owners' association.
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